No Heat Calls
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No Heat Calls (by DnPA [PA]) Nov 26, 2022 4:36 PM
       No Heat Calls (by MAT [PA]) Nov 26, 2022 4:56 PM
       No Heat Calls (by Larry [MN]) Nov 26, 2022 5:19 PM
       No Heat Calls (by MC [PA]) Nov 26, 2022 5:28 PM
       No Heat Calls (by Still Learning [NH]) Nov 26, 2022 5:29 PM
       No Heat Calls (by DnPA [PA]) Nov 26, 2022 5:33 PM
       No Heat Calls (by Richard [MI]) Nov 26, 2022 5:56 PM
       No Heat Calls (by Robert J [CA]) Nov 26, 2022 7:46 PM
       No Heat Calls (by Robert,OntarioCanada [ON]) Nov 26, 2022 8:54 PM
       No Heat Calls (by DnPA [PA]) Nov 26, 2022 9:44 PM
       No Heat Calls (by Richard [MI]) Nov 26, 2022 9:56 PM
       No Heat Calls (by Dee Ann [WI]) Nov 27, 2022 12:26 AM
       No Heat Calls (by Robert,OntarioCanada [ON]) Nov 27, 2022 12:40 AM
       No Heat Calls (by DnPA [PA]) Nov 27, 2022 3:53 AM
       No Heat Calls (by myob [GA]) Nov 27, 2022 4:23 AM
       No Heat Calls (by Vee [OH]) Nov 27, 2022 5:05 AM
       No Heat Calls (by Jason [MI]) Nov 27, 2022 7:33 AM
       No Heat Calls (by Wilma [PA]) Nov 27, 2022 1:03 PM
       No Heat Calls (by Allym [NJ]) Nov 27, 2022 2:20 PM
       No Heat Calls (by Hollis [MA]) Nov 27, 2022 5:42 PM
       No Heat Calls (by Barb [MO]) Nov 27, 2022 8:14 PM
       No Heat Calls (by BRAD 20,000 [IN]) Nov 27, 2022 8:19 PM
       No Heat Calls (by S i d [MO]) Nov 28, 2022 9:26 AM
       No Heat Calls (by Ray-N-Pa [PA]) Nov 28, 2022 12:39 PM
       No Heat Calls (by Allym [NJ]) Nov 28, 2022 12:43 PM
       No Heat Calls (by Nicole [PA]) Nov 28, 2022 2:23 PM
       No Heat Calls (by Dee Ann [WI]) Nov 28, 2022 2:43 PM
       No Heat Calls (by DnPA [PA]) Nov 29, 2022 1:21 AM
       No Heat Calls (by MC [PA]) Nov 29, 2022 5:25 AM
       No Heat Calls (by Ray-N-Pa [PA]) Nov 29, 2022 3:38 PM
       No Heat Calls (by mike [CA]) Nov 29, 2022 4:42 PM
       No Heat Calls (by don [PA]) Dec 12, 2022 12:14 AM
       No Heat Calls (by don [PA]) Dec 12, 2022 12:19 AM

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No Heat Calls (by DnPA [PA]) Posted on: Nov 26, 2022 4:36 PM
Message:

Sorry for the lengthy post:

I have a tenant in the Philadelphia area who always calls on weekends whenever she needs something. This time it was a no heat call (second weekend in a row). Per each complaint I called the hvac company, with whom I contracted, within 8 hours for emergency service. Due to the number of customers with the same complaint coupled by staff shortages and the Thanksgiving holiday, they couldn't come out until Black Friday. The technician called me that evening to state the furnace was fixed. Early the next morning at 2:53am, I received another no heat distress call from the same tenant. Her radiators were cold. I again, called the hvac company within 4 hours to send another technician. 9am, the tenant called to say her radiators were hot and her heat was working. I told her that I wanted the technician to come out anyway. Problem was her radiators needed to be bled. (Another non-covered service) My tenant is furious with my service as a landlord and demands her next month rent be discounted which I already planned to do. My questions to you all are: how much should I discount her rent, is there a time frame in PA to respond to tenants' service calls especially on weekends, and can she sue me for being negligent? --108.16.xx.xxx




No Heat Calls (by MAT [PA]) Posted on: Nov 26, 2022 4:56 PM
Message:

Not exactly sure I can make out how long she was without heat based on what you wrote, but it sounds like you responded promptly. Eight hours is longer than Iíd like, but I canít say itís unreasonable. I would NOT discount the rent at all. Your job is to get it fixed, and you did. These things happen. Donít go down the path of discounting rent, or youíll be training her to find all sorts of complaints in order to get a discount. --173.49.xx.xx




No Heat Calls (by Larry [MN]) Posted on: Nov 26, 2022 5:19 PM
Message:

I'll second what MAT (PA) said. Stuff happens. You get it taken care of in a timely manner. Sounds like you have done exactly that. I would keep a journal of times calls came in and times you responded. If you end up in court over this (highly unlikely) you can show a judge the action you took. Sometimes people have to wait a bit for service. Everyone knows this. No discount. --68.46.xx.xxx




No Heat Calls (by MC [PA]) Posted on: Nov 26, 2022 5:28 PM
Message:

Do not discount. So the radiators were hot the second call but before the tech came out?? Do not discount-do not offer it. You responded in a timely manner. Perhaps happy clause if the T doesn't like your response time? Do you think she is scamming you? Just saying that if this is the 2nd time she has done this on a weekend, she might be testing you? It is not that cold in PA right now, it could have waited. Not being a jerk but a realist. --73.230.xxx.xx




No Heat Calls (by Still Learning [NH]) Posted on: Nov 26, 2022 5:29 PM
Message:

Unless it was multiple days, no discount. Your job is to get it fixed and you did. If she doesnít like the speed in which it was fixed, which sounds reasonable, give her the happy clause and let her move. Does she really think she would get faster service with another landlord? --75.67.xxx.xxx




No Heat Calls (by DnPA [PA]) Posted on: Nov 26, 2022 5:33 PM
Message:

She called on a Saturday each time. The first Saturday she called at 1:24pm, I called the hvac company at 3:01pm. The second Saturday she called at 2:53am (I honestly didn't hear the phone. I was asleep) I then called the hvac company at 8:17am. On the first call, upon inquiry, she couldn't give me a specific time when the heat went out. Due to her admission, she runs both the heat and air conditioning due to her menopause...??..but if needed, I can show that I attempted to get her heat fixed in a timely manner. Just so happens the heating company didn't have anyone to send out immediately. --108.16.xx.xxx




No Heat Calls (by Richard [MI]) Posted on: Nov 26, 2022 5:56 PM
Message:

Considering the stuff I've been seeing on the net, this winter may be having electric and maybe gas blackouts/shortages. If this does happen,and it's not our fault because the utility company or the govt cut the power/gas, it seems reasonable for us to adopt strong language regarding our not being responsible if this happens.

I would bet that if it happens, tenants are going to expect us to discount rent or even put them into a nice hotel until the problem is fixed -- at out expense.

I for one, am sending out notices that if this should happen, it is not my fault and I am not going to put them up somewhere or abate rent. I will, however, have some alternate sources of light and heat that don't use the normal grid for them. I will also, in my notice to them, give them info on alternate sources, and how they can find/make/use them. We will all be experiencing whatever it is, let's help each other.

Just don't, if you are a tenant, think it's my fault if someone else cuts off your utilities or that I will pay you. --75.7.xx.xx




No Heat Calls (by Robert J [CA]) Posted on: Nov 26, 2022 7:46 PM
Message:

I had the same BS from a new tenant. Couple in an apartment. During the showing and lease signing I showed them the wall dual sided wall gas heater, heats the living room and bedroom. And in the bathroom there is a wall electric heater, with a forced air fan.

I also showed them that in the small storage space under the water heater closet in the kitchen is an Infrared electric heater with remote It is small, portable on wheels with safety features, thermostat and will heat up either the bedroom or living room easily.

So I get a call yesterday about a "No Heat" issue. I am at that building every Monday and the tenant knows to leave me a text message if there was any problem. She knew the heater wasn't working, no pilot. She could have called the gas company or let me knew the two past Monday when she saw me doing some maintenance.

So I told her to use the "Back Up Electric Heater". She then stated a electric heater cost more to run than a gas heater. While agreed this was generally true, I said calling a Heating Specialist on a holiday cost TRIPLE TIME, with a minimum service being $85, times three, or $255.

Using the electric heater will cost her maybe an extra $20 for Friday thru Monday, an expense she should cover because I could have re-lit the pilot over the last 14 days when i was in that neighborhood. She did not agree. And she said she stored that electric heater in the garage above the rafters where I screwed down plywood for her storage. She is not good on ladders and her husband is elsewhere.

So being pissed off I said, "Either you can light up the fireplace, or I'll send a plumber right over, he has the keys. She said, "What Fire Place"? I replied "Oh, I guess only my office in the building has a working fireplace, I'll send a plumber". I then called another tenant in the property (complex) and he was glad to help out. I let him store some of his tools and equipment in my secure garage with a metal cargo container inside.

I used to drive almost once a week to a tenant who locked themselves out or did something just as stupid. I now have lock boxes in every tenants garage with an extra key for their unit. --47.156.xx.xx




No Heat Calls (by Robert,OntarioCanada [ON]) Posted on: Nov 26, 2022 8:54 PM
Message:

Automatic radiator bleeders can be installed on upper floor radiators. Copper finned radiators have a low water volume where air will quickly bring down heat. Consider installing a Spiro vent air and dirt separator on the output of the boiler where the system will be cleared of dirt and air as boiler runs where once a year empty the dirt separator. There are also may be problem if there is leak in the system where forced hot water must be closed loop where no fresh water is entered. If there is a leak then air will be in the system. For the cost next rent increase amortize the cost of the improvements into a rent increase where over 36 months it is paid for. Found by installing air and dirt separator on a closed loop heating system solved the problems of heat on the top floors once and for all where the automatic air bleeders on the top floors and air, dirt separator never bleed the radiator again. View some videos on You Tube about Spirovent air and dirt separators. Air and dirt causes many problems with a closed loop forced hot water system. --68.69.xxx.xxx




No Heat Calls (by DnPA [PA]) Posted on: Nov 26, 2022 9:44 PM
Message:

Thank you all for your advice. If asked, I will tell my tenant no discount. As Robert J in CA stated, this is a holiday weekend and I

AM paying holiday pay plus off hours charges. It's frustrating that tenants don't know or care what we landlords go through to get them help. Going forward, I will work on incorporating a happiness clause eventhough she's month to month. I am curious, @Richard in MI, what alternate methods of heat and light do you provide? --108.16.xx.xxx




No Heat Calls (by Richard [MI]) Posted on: Nov 26, 2022 9:56 PM
Message:

DnPA,

In any store that has camping supplies you can get small battery powered lanterns (like the old Coleman lanterns but with batteries). There are also the solar type garden sticks for about $1 that last several hours if they just set them in the sun during the day. Plus flashlights and tap lights.

As for heating, if they just have the small heat buddy heaters those will hear a room. They use propane cylinders. There are also units that attach to the top of the small 20# propane tanks.

All in all though, they can always go to friends or relatives places.

It's NOT my fault if the utility company or the govt turns off the utilities or anything else but equipment failure causes it (like trees down over power lines, cars hitting power poles, grid failure, and so on.) --75.7.xx.xx




No Heat Calls (by Dee Ann [WI]) Posted on: Nov 27, 2022 12:26 AM
Message:

We've had several power outages the past few years. While in the hardware store for light bulbs, I had read about lights that needed no electricity to stay lit. All you needed do was charge them after buying them. Bought one to test, pricey yeah, but the next power outage I had light for several hours and my computer battery was fully charged so I was able to post receipts in my tax Excel program which required no internet.

For $5 or less, you can buy battery operated light switches -we've used in closets that don't have electricity - so we have a few of those that we place on our stairway when power goes out. Many of our tenants use battery operated candles during outages or the light from their cell phones. --75.11.xx.xx




No Heat Calls (by Robert,OntarioCanada [ON]) Posted on: Nov 27, 2022 12:40 AM
Message:

A cast iron boiler is very relaible where if set up right there are very few problems. Automatic air vents along with a air and dirt separator then a lot of problems are eliminated. The most common problem with a cast iron gas boiler is the pilot light sensor fails which is a easy fix or glow bar fails. It would be expensive to install a second gas boiler which is not necessary. With tenants it has to idiot proof where having air separation solves many problems. One time at the apartment building a tenant complained about a heat where in February went up with a thermal camera then radiator was at 50 degrees Celsius where the room temperature would be 21 degrees Celsius or 70 F. The window was wide open where she wanted the heat turned up to compensate for the heat loss. Showed downstairs that one gas boiler was constantly running where there was electronic boiler controls and high efficiency gas boilers have a outdoor reset where the heating was designed to heat the building not outside where walk around the block then see if there any windows open. A high efficiency gas boiler runs at a lower output which keeps the temperature constant along with the electronic boiler control does not increase heat when a window is open. A heating system maintained has very few problems. --68.69.xxx.xxx




No Heat Calls (by DnPA [PA]) Posted on: Nov 27, 2022 3:53 AM
Message:

It was during a yearly maintenance appointment early this month where it was discovered the tenant's boiler had a faulty pressure gauge (which I authorized and paid to replace so it could be ordered) was reading low, however, both the furnace and radiators were still working before the technician left. The tenant's statement of running both the heat and air conditioner is what concerns me or is it a concern from an hvac perspective? --108.16.xx.xxx




No Heat Calls (by myob [GA]) Posted on: Nov 27, 2022 4:23 AM
Message:

no discounted rent. It messes up our bookkeeping/account records. Send that note along with a 20.00 gift card from your local grocery. (we use Publix's or Kroger)

for my money you got the problem addressed quickly there should be no complaint.

For trouble tenants you can always use: we don't seem to be meeting your expectations so if you would care to terminate and move we understand. We address each maintenance issue immediately when notified. When we call a company we have to get in line with others-- they don't allow line jumpers. --108.239.xx.xx




No Heat Calls (by Vee [OH]) Posted on: Nov 27, 2022 5:05 AM
Message:

No discount whether it is a holiday or anything like that, equipment was not at fault from what I am reading of the second visit - I would ask her to split the cost of that service call. A bldg retains enough latent heat to wait a day unless the windows are open on a day when there is a 60 degree differential. If you are not going to marry this person, let them go as soon as possible. --76.190.xxx.xxx




No Heat Calls (by Jason [MI]) Posted on: Nov 27, 2022 7:33 AM
Message:

If you have a month to month lease maybe send a 30 day notice of eviction an move on. --107.116.xx.xx




No Heat Calls (by Wilma [PA]) Posted on: Nov 27, 2022 1:03 PM
Message:

As Jason said, 30 day notice of non-renewal (NOT eviction) is standard for PA for MTM tenants. But you said Philadelphia, so see what the guidelines are for that renter-friendly city. I suspect that you would have to wait until after the holidays and gone and over.

But your call - while the rental market is generally very good, you may want to wait until spring is closer. --173.62.xxx.xxx




No Heat Calls (by Allym [NJ]) Posted on: Nov 27, 2022 2:20 PM
Message:

Did you say the heat came up before the tech got there the second time? Sounds like she got her AC mixed in there and figured it out herself. I lost my heat on Wednesday. Utility was hanging a new wire day before and I figure there was a surge and the weakest thing shut down and that was the thermostat. It was digital and the numbers were gone. No problem codes running on the heater either. It's a Burnham. So I went and bought the simplest thermostat with the metal coil inside and figured I would replace it myself. But then tried the folks who maintain my equipment and they could send a guy in 45 minutes so I took the appointment. Cost me $27 for the thermo and $238 for him. My hands are kind of shaky now and those screws and wires are small. I have installed a lot of thermos over the years but I am glad I called him. It's a dark hallway and a little bit high for me. It is a Honeywell but it took him a bit to get it done and he was a tall young guy. Plus my eyesight in the one eye isn't great. I have to get some of those lighted binocular glasses. I will warn you that the sun in it's current state, Solar Maximum, throws out some powerful energy and can overload wires. Google Carrington Event where it started fires in telegraph offices. It hasn't changed but our wiring and devices have. Spaceweather dot come will send you warnings if you sign up. --71.188.xx.xxx




No Heat Calls (by Hollis [MA]) Posted on: Nov 27, 2022 5:42 PM
Message:

A few things have worked in the past for me on this type of tenant, I mention to them that these days things are different that we often have to wait for service people respond which, around here is true. And especially to have to call someone after hours,.. if they would indeed come out as often as pointed out before, that it is extremely costly,..and since periodic rent raises are based on what it cost to run any particular unit, we are trying to keep that down to not have to do that to anyone. This of course is a matter of profit loss in business and when we put that out to them, this type of tenant often is shocked, horrified and surprised. But it stops a lot of these types of calls.

Of course, the possible problem of that could be that they won't make calls that could be causing damage to your property. So we make sure that in our rental contracts, (I don't do leases,) that this is spelled out that "all dangerous and damaging conditions in the apartment must be reported immediately or you may be liable for the damage that occurs by this failure to report it" . If it's not in their on a month-to-month contract,..you can drop it in their NEW monthly contract in which you require it be signed and sent back by them. And every so many months and out a letter or postcard stating a few things about their apartment in which this is underlined or highlighted.

Also,. about the reluctance of using electricity for heat because it's so expensive, has been drummed into us for years, and yes its expensive, but so is oil and propane these days.

And a Percentage of the BTUs of vented fuel (which in my opinion they all should be vented and not the those unvented propane heaters) ,.goes up the stack,.At least the electric stays within the capsule of the house or the apartment. It comes out to be a lot closer than you might think these days.

I might also point out that's exactly why we have dual heat sources in case it was needed..(if more squawking,.. I might point out to a month-to-month tenant that because of difficulties in getting service people out for failures of more complex will heaters, and the complains of ( er SOME tenants,..not mentioned,.but Implied )

we might just replace to all electric,..

I generally wouldn't do that, is,..to change it, but it usually helps to get the overly complaining person of who we are referring to,... to stop grousing,.. Most don't want to move now, especially when they see costs of moving and rents these days.

I don't play games with the good tenants but when you get an irascible and demanding one,.. I just might.

--185.199.xxx.xxx




No Heat Calls (by Barb [MO]) Posted on: Nov 27, 2022 8:14 PM
Message:

Our policy is that if they call for a no heat, our HVAC contractor will generally be there within 24 hours.

There is no reason to discount rent when it was the very next day, particularly on a major holiday weekend.

This tenant needs to be told that no discounts will be given when service is provided within 48 hours. Period. --149.76.xxx.xx




No Heat Calls (by BRAD 20,000 [IN]) Posted on: Nov 27, 2022 8:19 PM
Message:

DnPA,

This is a common, everyday problem in LLing and is addressed in a proper lease.

My technique is to not respond (ignore) the request for discount. They usually donít push it.

My lease is clear: Management does not supply alternate housing or discounted rent. Residents shall allow time for repairs due to scheduling, labor and parts availability, and weather. Even people in million dollar homes must wait for these things.

Real life: We give ALL our business to one independent HVAC man and we pay the day he gives us his bill. We respect his time and he will jump if we are in a bind.

We keep a supply of small $17 electric heaters in stock for emergency no heats. (We buy a supply when they go on sale mid-winter) 2 heaters will easily warm 2 bedrooms if our guy is delayed or we have to wait for parts. Keep the door closed and wear a sweater.

Rapid communication with the res helps keep them calm. Donít leave them twisting in the wind with time to get upset.

BRAD --73.103.xxx.xxx




No Heat Calls (by S i d [MO]) Posted on: Nov 28, 2022 9:26 AM
Message:

I do exactly what Brad does. So to bullet point recap:

1) No discount. Period. End of story. I would also include No gift cards, etc. Do not TRAIN your tenant to expect goodies when things break, or you WILL be providing a lot of goodies.

2) Reasonable time allowed for repairs. Same day makes you a Gold Standard LL. Tenant should be singing your praises. Even homeowners don't always get same day service. I typically try to get things fixed in 3 days or less, but on a busy holiday weekend, if it takes more time it takes more time. Such is life. Tenant needs to invest in a sweater or call a friend to go hand out with.

3) Electric heaters. Buy one for each unit you have plus 2-3 extras. They cost almost nothing and will keep inside temps in the 60s even if it's below freezing outside. Perfectly acceptable while a repair is pending.

Now here's another tip: unless it's "fire, flood, or blood" I don't do repairs on weekends or after hours. Ever. Again, because we have 3 days as our normal expectation for a repair, there is no need to panic and pay panic prices. Panic prices are for people who are panicky. I am not panicky. Panicky investors do not make wise decisions. They make expensive decisions.

4) Turn your phone off at night. You can't do anything constructive at 2:00 AM, so there's no reason to answer the phone or have it wake you up. I use Google Voice and my tenants all have that number. It goes off from 7 PM to 7 AM. No texts, no call.... everything goes to voicemail. I have 31 residential units. I get maybe 1 or 2 texts per year during the off hours. You must start doing this or those weird hour calls will drive you batty. And again, there's literally nothing you can do at 2 AM that will make things any better than if you do them at 7 AM. Again, this is all about tenant training. If you answer every text or phone call right away at night, guess when they're going to call you? Either you will train them to follow your procedures, or they will train you to follow theirs. Someone is always getting trained. I recommend being the trainer vs. the trainee. Businesses have business hours. You should too.

Good luck!

--184.4.xx.xx




No Heat Calls (by Ray-N-Pa [PA]) Posted on: Nov 28, 2022 12:39 PM
Message:

In Pa, you are to respond to a complaint in a reasonable amount of time. So what does that mean?

Well if the complaint was the door squeaks - reasonable is 30 days. A no heat call should be addressed within 24 hours in the winter - the sooner the better.

Did you do that?

If the answer is yes, then you fulfilled your duties.

If you are having repeated trouble calls in the same field - with the same unit, it is about time you invest in the building. That might mean asking someone to move. The best time to get heat work done in before you need it. --24.101.xxx.xxx




No Heat Calls (by Allym [NJ]) Posted on: Nov 28, 2022 12:43 PM
Message:

I make sure there are space heaters available from my home or stored at the building. People can get sick from having their body temperature drop. --71.188.xx.xxx




No Heat Calls (by Nicole [PA]) Posted on: Nov 28, 2022 2:23 PM
Message:

My issue would be with the HVAC company. Radiators need to be bled. If that is not covered in the maintenance agreement, fine. You or your handyman should do it.

However, if this guy came out for "no heat" (not sure if it was 2 or 3 times in two weeks), he should have been able to figure out what was wrong and fixed it. I understand it isn't covered in the maintenance contract but he would call you, tell you the problem and ask if he should fix, and charge, or did you want to take care of it yourself.

Reduced rent, no. And you were timely.

Curious how long you've owned this property and didn't know about bleeding radiators. A few years ago I actually sold a building because I was having my own little hissy fit over this issue. --98.237.xxx.xx




No Heat Calls (by Dee Ann [WI]) Posted on: Nov 28, 2022 2:43 PM
Message:

One of our HVAC people told us not to bleed the radiators, so we haven't for years and no problems. But we know how to bleed them and have a bleed key.

Not knowing anything about hot water heat, the explanation escaped me...something about it changing the balance of water in the system???

Anyone have a simple explanation on if that makes sense and how? --75.11.xx.xx




No Heat Calls (by DnPA [PA]) Posted on: Nov 29, 2022 1:21 AM
Message:

@Nicole in PA, one of my issues is indeed with the HVAC company. My contract used to cover it but I later found out bleeding radiators is now an additional charge. I have a heating maintenance appointment for another unit next week. I plan on asking the technician to show me how to bleed radiators.

Update: tenant called again asking for reduced rent because she had no heat. I informed her rent will not be reduced and tried to explain the herculean efforts that went in to getting a technician over on a holiday weekend. Tenant not happy but oh well. I have begun budgeting for renovations for when I terminate her lease. --174.240.xxx.xxx




No Heat Calls (by MC [PA]) Posted on: Nov 29, 2022 5:25 AM
Message:

Stick to it. To CYA,write down the dates she called, when you called HVAC, when they came out including when she said there was no heat and had it along with menopause. Not trying to be a jerk but if she said she runs both air and heat...Also include temps for those days, just as a record for you and put in her file. Clearly keep HVAC invoices and cause as well. She may have been testing you for a discount. Don't tell her you have all the records, just deny the discount. --73.230.xxx.xx




No Heat Calls (by Ray-N-Pa [PA]) Posted on: Nov 29, 2022 3:38 PM
Message:

FYI- in most cases, the plastic water lines for an icemaker, make a great drain line normally for bleeding a water heat system.

Depending if you have a correct sized expansion tank, you might not need to bleed the air out --24.101.xxx.xxx




No Heat Calls (by mike [CA]) Posted on: Nov 29, 2022 4:42 PM
Message:

NO TO DISCOUNT RENT! do it once and they will abuse your kindness until the day you toss them out. by all standards you have been responsive

a couple of space heaters are a sure way to throw a pan of water on their whining. leave them at the shack and have a clause in the lease that the costs to operate them is the tenants burden --75.80.xx.xx




No Heat Calls (by don [PA]) Posted on: Dec 12, 2022 12:14 AM
Message:

Do not discount rent. You acted promptly. Only possible critique is that you should have known to bleed the radiators each year. However, the issue should have come up during the first HVAC technician visit. He must have been in a hurry; he got the furnace going and did not test the system.

Also, for God's sake DO NOt do as someone suggested and give the tenants propane powered heaters! They will either burn the place down or gas themselves to death with CO. Buy small electric powered ceramic heaters. They never get hot enough to burn anything. Several of these will keep a house comfortable. They often sell out at the first cold spell, so as a landlord you should buy them and have them on hand. No heat? Bring over 3 or 4 and now you don't have to call for emergency service and pay a premium. --73.141.xxx.xxx




No Heat Calls (by don [PA]) Posted on: Dec 12, 2022 12:19 AM
Message:

If you discount rent here, then every time there is any inconvenience due to necessary repair of any type the tenant will expect a discount. "Oh, the hot water heater went and I had to go 2 days without hot water: DISCOUNT. "The kitchen sink trap broke and I had to keep a bucket under there to catch water for 4 days until the plumber came" DICSOUNT etc. --73.141.xxx.xxx



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